5.7.F Building Design | Sedona Land Development Code

F. Building Design

Building design directly impacts the character and function of new development. The building design standards are intended to:

a. Ensure that new building design is sensitive to and compatible with the Sedona built and natural environment, which is achieved through compliance with this Code;

b. Ensure that multi-building or phased developments use compatible schemes of materials, colors, and architectural vocabulary to ensure consistency;

c. Ensure building materials are durable and have low-maintenance requirements in the semi-arid environment;

d. Encourage sustainable development by limiting the amount of resources necessary to construct and operate buildings and by designing buildings to be adaptable for multiple uses;

e. Ensure that buildings are compatible in architectural style and proportionate to elements within the project site, adjacent and neighboring properties, and the area within which they are located.

In order to maximize the integration of the built environment with the natural environment, and to minimize the distractions of the built environment, all new development proposals should incorporate means of reducing the apparent size and bulk of buildings by complying with the standards in this subsection.

i. All single-family residential buildings and structures shall be composed of multiple visual building masses based on the following requirements:

a. All single-family residential buildings or structures over 1,000 square feet but under 2,000 square feet in gross floor area shall be composed of at least two visual building masses of differing heights and at least two visual building masses of differing planes.

b. All single-family residential buildings or structures 2,000 square feet or greater in gross floor area shall be composed of at least three visual building masses of differing heights and at least three visual building masses of differing planes.

c. All manufactured homes 1,500 square feet or greater in gross floor area shall be composed of at least two visual building masses of differing heights and at least two visual building masses of differing planes.

ii. Such visual building masses shall (keyed to Figure 5-12):

a. Vary in height vertically by a minimum of two feet from any adjacent mass or masses;

b. Be 100 square feet minimum; and

c. Have a minimum width and depth of six feet.

d. An upper story that is recessed by a minimum depth of six feet shall qualify as a visual building mass.

e. Depth and width dimensions shall be measured perpendicular to each other.

i. All multifamily residential buildings or structures 2,500 square feet or greater in gross floor area shall be composed of at least three visual building masses of differing heights and planes.

ii. Such visual building masses shall (keyed to Figure 5-12):

a. Vary in height vertically by a minimum of two feet from any adjacent mass or masses;

b. Be 100 square feet minimum; and

c. Have a minimum width and depth of six feet.

d. An upper story that is recessed by a minimum depth of six feet shall qualify as a visual building mass.

e. Depth and width dimensions shall be measured perpendicular to each other.

All commercial and public/semi-public buildings or structures 2,500 square feet or greater in gross floor area shall be composed of at least three visual building masses of differing heights and planes. (See Figure 5-13.)

i. Such visual building masses shall vary in height vertically by a minimum of three feet from any adjacent mass or masses.

ii. In plan and elevation view, the largest single building mass shall contain no more than 60 percent of the total building footprint, and the largest two building masses together shall contain no more than 80 percent of the total building footprint.

iii. In plan view, each mass shall be offset from adjacent masses with a minimum width and depth of six feet.

iv. An upper story that is recessed by a minimum depth of six feet shall qualify as a visual building mass. Depth and width dimensions shall be measured perpendicular to each other.

visual bldg mass commercial — Figure 5-13: Commercial and Public/Semi-Public Visual Building Mass

4. For buildings within 50 feet of a public or private street, right-of-way or easement, building masses must be oriented toward the street. If not on a street, the building must be oriented toward the easement that provides primary access to the lot.

5. Structures on the same property with a maximum wall-to-wall separation of five feet shall be considered one structure for massing purposes when evaluating massing requirements.

6. The structures permitted in Section 2.24.D(4), Exceptions to Setback Requirements, and Section 2.24.E(3), Exceptions to Height Requirements (except pitched, gable, or hip roof), shall not be considered as a separate visual building mass for the purpose of meeting the requirements of this subsection.

Taller buildings or portions of a building shall be located internally to a site or structure so that buildings step down in height as they reach the edges of the site or structure.

i. A new building that applies alternate standards in the area adjacent to an existing residence (Section 2.24.E(4), Alternate Height Standards) and has a height that exceeds that of an adjacent existing residential building by 10 feet or more shall provide a transition using at least two of the following techniques:

a. “Stepping down” building height and mass along the shared property line to meet the height of the existing neighboring building along a minimum of 50 percent of the new building’s length. The “stepped-down” portion of the new building shall be a minimum of 10 feet in width and depth. This option is available only where the existing building is located along the property line adjacent to the new building;

b. Increasing the side setback area a minimum of five feet beyond that which is required and providing a landscape buffer along the shared property line;

c. Providing variations in the side building wall and/or roof form so that new structures have a comparable scale as neighboring buildings along the shared property line;

d. Utilizing a roof pitch and overhang similar to that of the neighboring structures; and

e. Utilizing dormers and sloping roofs to accommodate upper stories.

ii. Where one building abuts another, the new development shall incorporate a minimum of three design elements to show elements of “continuous connection” to neighboring buildings. Elements shall include, but are not limited to, common parapet heights, covered walkway fascias, similar building materials, and similar building forms.

The following does not apply to Single-Family and Duplex Residential:

i. Buildings shall be designed to reduce unrelieved planes by dividing façades into a series of smaller components. Each building elevation, regardless of exterior wall plane setback or the location of interior, shall incorporate one or more of the following elements for every 30 feet of elevation:

1. Projections, recessions, or reveals such as, but not limited to, columns, pilasters, cornices, and bays, and having a change of wall plane that is a minimum of 24 inches in depth and that has the effect of casting shadows;

2. Glazed windows and doors, if used to comply with this standard shall comprise not less than 30 percent of the elevation of which they are a part;

3. Change in texture and/or masonry pattern; and/or

4. Awnings or canopies extending at least four feet beyond the building face.

The number of articulation elements required per each 30 feet of building façade shall be determined by building type, as set forth below:

1. Multifamily: At least one articulation element required.

2. Nonresidential: At least two articulation elements required.

ii. The Director shall have the authority to waive this requirement when the building is not visible from adjacent properties or the public right-of-way.

Mixed-use and commercial buildings shall be designed to include a clearly identifiable base, body, and top, with horizontal elements separating these components.

The building base shall establish a strong connection to the ground and site through the use of any of the following design techniques:

a. Incorporation of low planters and walls;

b. Use of base architectural veneer banding or a wainscot, and treatments defined by different materials, textures, or colors. Base colors should typically be darker than upper level colors; and/or

c. Carefully integrated covered walkways, trellises, or architectural awnings that provide deep shadow at ground level. This has the added advantage of achieving a more articulated building mass.

a. For multiple-story buildings, each upper floor shall have a reduction in floor area of at least 10 percent from the immediately lower floor.

b. This section does not apply to levels below the ground floor. For purposes of this provision, the “ground floor” shall be the floor with the nearest elevation to the adjoining street.

i. No exterior wall of a building or structure shall have an unrelieved building plane that exceeds 800 square feet in area.

ii. An unrelieved building plane that exceeds 800 square feet may be approved by the Director or Commission if the wall is located on an interior side or rear property line adjacent to an existing building, or if the wall is being used for a mural or artwork.

iii. A break or separation between unrelieved building planes is defined as an interruption of the building wall plane with:

a. A recess or an offset measuring at least three feet in depth and 10 feet in width. The offset angle determining the “break” shall be between 45 degrees and 90 degrees to the wall;

b. A change of building materials; or

c. A balcony.

i. The spacing of elements in façades shall be varied rather than repetitive, with a high priority placed on the three-dimensional interplay of light and shadow.

ii. Topographical changes shall be reflected by vertical offsets in the façades of buildings.

i. The ground-floor level of each façade facing a public street or other public area such as a plaza, park, or sidewalk shall contain a minimum of 30 percent windows or doorways. Upper floors of each façade facing a public street shall contain a minimum of 15 percent windows. For these requirements, a lesser amount may be allowed if limited by state and/or local energy codes, up to the maximum percentage possible.

ii. The proportion of solid area to window and door area shall be noted on the elevations.

iii. “Storefront”-type glass walls shall not extend in a continuous unbroken façade longer than 20 feet. The Director may waive this requirement if the design of the site and/or building provides a break in the visual appearance of the façade.

iv. Windows shall not be obstructed with permanent or temporary signage except as allowed in Article 6: Signs.

The roofline silhouette of buildings shall be varied in order to reduce the visual impact of line and form contrast with the natural environment. To reduce the visual impact of roof mass, no roofline along any building elevation shall exceed 50 feet in length without a visual variation that incorporates:

i. Projections, recessions, dormers that alter the vertical or horizontal plane of the roof by at least two feet;

ii. Change in roof height of at least two feet; or

iii. Distinct parapet designs and cornice treatments.

1. Any multifamily residential or lodging building that exceeds 150 feet in length shall be limited in height such that a minimum of 25 percent of the building footprint is no more than 16 feet in height. The portion of the building subject to this regulation shall be unbroken and not separated into smaller areas, and shall be visible from both sides of the elevation longer than 150 feet in length.

2. The maximum length of any multifamily residential or lodging building, regardless of its height, shall be 200 feet measured from one end of the building along its longest elevation to the opposite end inclusive of elevator shafts, interior and exterior stairs, balconies and covered patios, and covered walkways.

Buildings shall be designed to be compatible with the predominant architectural design of the community and the surrounding area. If a project is proposed within an area with building design that does not meet this Section 5.7, then the project should propose building design that is consistent with this Section 5.7.

Building elevations and/or elements used to comply with these standards shall not function as signs. The incorporation of certain design elements that are unique or symbolic of a particular business shall be unobtrusive and secondary to the overall architectural design.

1. If a building or center has a primary architectural theme, that theme should be used around the entire building. This can include, but is not limited to, the use of tile accents, stucco designs, awnings, cornice treatments, stepped parapets, trellises or arbors with live plant material, textured materials such as stone or brick, planters, or colored panels.

2. All building façades facing public streets shall be designed with a similar level of design detail, patterning, and finish. Blank walls void of architectural detailing shall not be permitted. Exceptions may be granted for those areas that the applicant can demonstrate are not visible from adjacent development or public rights-of-way.

3. Accessory structures shall be designed and finished to complement the principal structure through the use of the same colors, materials, textures, shape, and architectural style.

4. In a multi-building development:

i. The architectural design of all buildings (including freestanding outparcel structures) shall be organized around a consistent architectural theme in terms of the character, materials, texture, color, and scale of buildings.

ii. All buildings in a single development, whether developed at a single time or in phases, shall share at least four architectural features in order to create continuity within the overall development. These features include, but are not limited to, the following:

a. Overhangs;

b. Canopies or porticos;

c. Recesses or projections;

d. Arcades;

e. Raised corniced parapets over the entrance;

f. Roof style and materials;

g. Arches;

h. Outdoor patios;

i. Tower elements (at strategic locations);

j. Display windows;

k. Integral planters that incorporate landscaped areas or seating areas; and

l. Water features.

While some existing structures in the OC District do not exhibit sufficient architectural integrity to meet local landmark criteria, they may nevertheless retain significant architectural features and/or be located in a setting or context that conveys the events of Sedona’s history. Protection of historic resources shall be an important consideration in all development and redevelopment proposals. The following standards shall apply:

1. When development is proposed on a property that contains a structure that is at least 50 years of age, a Historic Resource Survey shall be completed prior to site development in order to document the resource, determine its historic significance and integrity, and determine the feasibility of its preservation and integration into the new development.

2. Architectural details shall be designed to include materials and architectural features that reflect the character and cultural history of the area, are simple in design (i.e., without excessive or elaborate ornamentation), and complement the character of adjacent historic resources.

3. Historic resources shall be reused and incorporated into the overall design of the development to the maximum extent practicable.

With respect to all materials that are used on the exterior of a structure, the following apply:

1. Mirrored or reflective surfaces or any treatments that change transparent or semi-transparent windows into mirrored surfaces are prohibited. Tinted glass is acceptable.

2. Metallic surfaces shall be treated to reduce reflections.

1. Unless allowed under subsection F(4)b.2 below, the following materials are prohibited as exterior finishes:

i. Cedar or other wood shakes;

ii. Faux rock – simulated cement or similar rock products, i.e., “cultured stones”;

iii. Highly reflective, shiny, or mirror-like materials;

iv. Exposed unfinished foundation walls;

v. Exposed plywood or particleboard;

vi. Glass curtain walls;

vii. White, brightly colored, or reflective roofs;

viii. Unfinished, exposed standard CMUs;

ix. White exterior surfaces on skylights;

x. Shiny acrylic or similar paint finishes on stucco.

2. The use of a building material otherwise prohibited by this subsection may be allowed by the Director on a case-by-case basis if the Director finds that:

i. The use of the proposed material complies with the intent of this Code and other applicable City codes; and

ii. The proposed material is compatible in terms of general appearance, quality and durability, architectural style, design, color, and texture; and

iii. The material aids in the prevention of fires or provides some other community benefit, such as reclaimed or re-purposed materials.

The color contrast of structures with the natural dark green of the vegetation, and rust reds of the red rocks and soils, is a concern with respect to reducing visual impacts of the built environment and trying to blend it with the natural environment. The purpose of this subsection is to ensure that structures, walls, garage doors, roofs, fences, or other large exposed surface areas blend with the surrounding natural environment without calling undue attention to the development. The requirements of this subsection do not apply to structures with a Historic Landmark designation; however, colors for historic landmarks must be approved by the Historic Preservation Commission pursuant to subsection 8.7.B.

i. Exterior building materials and colors shall match or enhance the tone of the surrounding landscape to the maximum extent practicable.

ii. Exceptions may be allowed by the Director on a case-by-case basis for railings and other building appurtenances.

i. Materials and colors used shall not exceed the following light reflectance values (LRV) and Munsell values:

Table 5.7 Maximum Light Reflectance (LRV) and Munsell Values
Building Size	Maximum LRV / (Maximum Munsell Value)
Less than 5,000 square feet	38 percent / (7)
Between 5,000 square feet and 20,000 square feet	28 percent / (6)
Greater than 20,000 square feet	20 percent / (5)

ii. For all colors, the maximum chroma permitted is 2, with the following exceptions:

a. If a color with a Munsell value of 6 (LRV 28 percent) is proposed, the chroma may be increased to 4.

b. If a color with a Munsell value of 5 (LRV 20 percent) is proposed, the chroma may be increased to 6.

iii. Gutters, downspouts, railings, posts and poles, and garage doors shall meet the color requirements for the primary structure.

iv. Window and door trim and other similar trim may exceed the allowable LRV for the primary structure by 10 percent (for example, if the primary structure is allowed an LRV of 38 percent, trim would be allowed an LRV of 48 percent) and the allowable chroma for the primary structure by 2.

v. Unpainted shiny metallic surfaces are prohibited.

The applicant shall submit with any development application a color sample with an assigned LRV and chroma value for every color used on the subject buildings or structures. Materials without assigned LRV and/or chroma values may be accepted by the Director if such materials can be adequately compared to the Munsell templates available in the office of the Director.

Alternate standards may be approved pursuant to Section 2.24.E(4), Alternate Height Standards.